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HomeMy WebLinkAbout1988/07/21 - Agenda Packet CITY OFRANCHOCUCAMONGA MEMORANDUM DATE: July 25, 1988 A~TION~A ~ TO: Cmm~ercial/Industrial Design Review Committee Peter Tolstoy Larry McNiel Dan Coleman David Blakesly (Alternate) FROM: Nancy Fong, Associate Planner SUBJECT: DESIGN REVIEW COMMITTEE MEETING OF JULY 21, 1988 The following is a description of projects which require review and rating by the Design Review Committee. Please review the attached plans, visit the project sites, and write down your comments using the blank space provided under each project on the attached sheets. After the meeting, the consensus of the Committee's concerns will be typed up as the formal action/recommendation of the Committee and distributed to the Commission and Council. As always, feel free to contact the appropriate project manager (noted in parentheses along the left margin), prior to the meeting date, if you have specific questions related to the scheduled projects. Dinner will be provided between 5:00 - 5:30 p.m., Consent Calendar items will be reviewed between 5:30 p.m. - 6:00 p.m., with the first design review item being heard at 6:00 p.m. Please notify our department if you will be unable to attend the meeting, or if you will be late, so that the dinner can be properly ordered and the necessary arrangements made. 6:00 - 6:30 (Chris) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 88-11 'MATLOCK ASSOCIATES - The development of a 6,385 square foot two story office building on .40 acres of land on the southwest corner of Vineyard Avenue and San Bernardino Road in a Community Commercial District within the Foothill Specific Plan - APN: 207-102-09. 6:30 - 7:00 (Brett) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 88- 28 - MAX WILLIAMS - T~e development of a 5,915 square Toot retail building on .52 acres of land within an existing shopping center in the Community Commercial District of the Foothill Specific Plan, located on the southwest corner of Foothill Boulevard and Klusman Avenue - APN: 208-261-20. 7:00 - 8:00 BREAK DESIGN REVIEW COMMITTEE AGENDA Commercial/Industrial July 21, 1988 Page 2 8:00 - 9:00 (Nancy) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 88- 01 - NALBANDIAN/CHIAO - The development of a mixed-use project consisting of a 46 unit condominium on 5.75 acres of land; a 40,000 square foot commercial center for a market/drug store, bank, and retail use on 3.75 acres of land in the Community Service District of the Etiwanda Specific Plan, located at the northwest corner of Base Line Road and Etiwanda Avenue - APN: 227-522- 01, 02, 03, 04, and 227-521-65. Associated with this project is a Tree Removal Permit 88-11, requesting the removal of two mature trees along Etiwanda Avenue. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 13886 - NALBANDIAN/CHIAO - The development of a 46 unit condominium on 5.75 acres of land in the Community Service District of the Etiwanda Specific Plan, located at the northwest corner of Base Line Road and Etiwanda Avenue - APN: 227-522-1, 2, 3, 4, and 227-521-65. NF:vc Attachments CC: Planning Commission/City Council Commercial/Industrial CONSENT CAtENDAR ITE)4SAGEN~)A July 21, 1988 1. CUP 87-26 - OAS (Nancy) Review of roof tile material and color. Committee Action: The Committee approved the darkest shade of the concrete ranch shake tile #145. 2. DR 88-02 - ARCHITECTURE ONE (Scott) Review of revised elevation. Committee Action: The Committee recommended that the full Planning Commission review the elevations. 3. CUP 85-19 - PARCO (Chris) Review of modification to project. Committee Action: The Committee requested further design study of the satellite and easterly buildings. 4. NDR 88-27 - FONTANASTEEL (Nancy) Review of modification to elevations and preliminary comments on proposed expansion, Committee Action: The Committee approved the minor modification to the west elevation with regards to eliminating the curve section in the middle of the west elevation. The Committee also stated that the proposed expansion of the maintenance shop and the concrete pad for the future outdoor crane shall require a modification to DR 87-51. 5, CUP 87-16 - NINEST (Nancy) Review of trash enclosure design. Committee Action: The Committee approved the design with condition that column shall be provided at the ends of the wall. 6. DR88-14 - I[ ARCHITECTS (Scott) Review screening of roll-up doors on west elevation of Building "E". Committee Action: Approved as submitted by applicant. DESIGN REVIEW COMMENTS 6:00 ~ 6:30 Chris July 21, 1988 ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 88-11 - MATLOCK ASSOCIATES - The development of a 6,385 square foot two story office building on .40 acres of land on the southwest corner of Vineyard Avenue and San Bernardino Road in a Community Commercial District within the Foothill Specific Plan - APN: 207-102-09. Design Parameters: The site is located within a Foothill Boulevard Activity Center. It is an undersized legal non-conforming lot and there is an existing building which has been considered for historic preservation by the Historic Preservation Commission. Vineyard Avenue will be realigned. There is an existing apartment house on the property directly west and the property south is largely vacant with a single family home. Site Plan The building siting takes advantage of the activity center standards of 25' from the face of curb. The parking and circulation areas are moved interior to the site for separation from the streetscape. However, as proposed, the site plan does not provide for access to adjoining properties. As they develop, that access will be essential to an integrated internal circulation plan which minimizes access points onto adjacent public streets. Architecture 1. The eave treatment used on the tower element should be continued under the eaves elsewhere on the building. 2. To create architectural features, a treatment should be provided around the windows. A contrasting color or furring detail could be used. 3. The pillar at the southwest corner of the building should be modified to be more architecturally integrated with the overall building style. 4. The window treatment on the west elevation should be consistent with the overall multi-paned window treatment. The architectural style of the building is generally consistent with the intent of the Foothill Specific Plan design guidelines for the Subarea 2 activity center. Additional elements could be added to enhance articulation. DESIGN REVIEW COMMENTS DR 88-11 - Matlock Associates July 21, 1988 Page 2 Landscape Generally the landscape plan provides the proper design elements. A great mix of evergreen, deciduous, and accent trees should be provided and greater emphasis should be given to the northeast corner. Within Activity Centers trees should be planted in a regimental style at a minimum of 30" box size in order to achieve sufficient height. Design Review Ce./.ittee Action: Members Present: Larry McNiel, David Blakesly, Dan Coleman Staff Planner: Chris Westman The Committee reviewed the project and made the following recommendations: 1. Although future reciprocal access will be a requirement of the project, a landscape border along the western property line will be allowed with this project and removed at the time of connection. 2. A recessed window treatment is satisfactory articulated. 3. The style of the windows on the west facade should be changed to reflect the overall style of the bull ding and windows used elsewhere on the project. 4. The column at the southwest corner of the building should be redesigned to accommodate the balance and massing of the second story. 5. The block wall proposed for the project should be plaster and have a brick or similar type of cap which is consistent with the building. 6. The Committee agreed to the applicant's suggestion of providing a clock in the tower element. 7. The applicant shall restudy the south second story design and prepare sketches for the next Design Review Committee session. 8. The applicant should study the possibility of designing a street- oriented entry. DESIGN REVIEW COMMENTS DR 88-11 - Matlock Associates July 21, 1988 Page 3 9. A greater mix of evergreen, deciduous, and accent trees should be provided and greater emphasis should be given to the northeast corner. 10. Within Activity Centers trees should be planted in a regimental style at a minimum of 30" box size in order to achieve sufficient height. DESIGN REVIEW COMMITTEE 6:30 - 7:00 Brett July 21, 1988 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 88-28 - MAX WILLIAMS - The development of a 5,915 square foot retail building on .52 acres of land within an existing shopping center in the Community Commercial District of the Foothill Specific Plan, located on the southwest corner of Foothill Boulevard and Klusman Avenue - APN: 208-261-20. Design Parameters: The project site is currently vacant (asphalt paved) and lies immediately adjacent to the existing Perry's Market Shopping Center. An alley and two single family homes abut the southern property line while to the north, a vacant lot exists. This unpaved lot was the former site of a service station. The parcels comprising Perry's Market Center are all currently owned by one entity. The applicant however, retains a long term lease on the parcels which contain the existing buildings (Perry's Market and tenants) and the proposed retail shop addition being reviewed with this application. The lease allows the applicant the option to use the property (and to construct improvements on it) until the year 2058, if the applicant so chooses. Staff Comments: A. Issue - Upgrade of Existing Center: Given the condition of the existing center (which does not meet various Development Code nor Foothill Specific Plan requirements such as streetscape setbacks, landscaping, parking lot design, clean up of the back side of the center, architectural guidelines, and screening), staff requests direction from the Committee as to the extent of the improvements which should be required on the developed portion of the shopping center as part of this application. As mentioned previously, the applicant does not lease the entire shopping center site. The front parking lot, for example, is under separate control. Any proposed upgrading would require cooperation from the legal property owner of the entire center. B. New Retail Building: 1. The landscape plan should be revised to include additional tree plantings on the site. 2. Provide columns along the entire store frontage rather than just at the corner of the facade. 3. A small plaza area with pedestrian amenities such as a shaded seating area, bike racks, and/or other features should be provided. DESIGN REVIEW COMMENTS CUP 88-28 - Max Willjams July 21, 1988 Page 2 4. Adequate landscaping should buffer the existing residences from the proposed shop building {adjacent to the alley). 5. Should the Committee feel that improvements should be made to the entire site or additional portions of it, the applicant should revise the plans and return to the Design Review Committee at a later date. Design Review Co~m~ittee A~tion: Members Present: Larry McNiel, David Blakesly, Dan Coleman Staff Planner: Nancy Fong The Committee recommended that the proposed project be revised and submitted for further review. The revised plans should address the following concerns: 1. The storefront of the existing building east of Perry's Market and the new building should be improved by adding a colonade which would provide continuity and consistency in design. 2. Landscaping such as tree wells should be provided along the storefront of the new building and the existing one east of Perry's Market. 3. The east elevation of the new building should be upgraded with additional roof overhang and adding the same tower element at the south side of east elevation that wrap around to the south elevation. 4. Trash enclosure areas should be provided on-site rather than along the alley. 5. The south elevation should be upgraded with additional architectural elements. 6. The Committee stated that they strongly encourage the developer to work with the legal property owner of this center and the owner of the small corner parcel to upgrade the entire shopping center. The Committee stated that they would have recommended the total upgrade of the center based on this proposed expansion. However the Committee understood the financial burden on the developer just to expand 5,000 square feet of retail space. The Committee stated that the design and the upgrade of the new building and the existing building east of Perry's Market should set the tone for future redevelopment of the entire center. DESIGN REVIEW COMMENTS 8:00 - 9:00 Nancy July 21, 1988 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 88-01 - NALBANDIAN/CHIAO - The development of a mixed-use project consisting of a 46 unit condominium on 5.75 acres of land; a 40,000 square foot commercial center for a market/drug store, bank, and retail use on 3.75 acres of land in the Community Service District of the Etiwanda Specific Plan, located at the northwest corner of Base Line Road and Etiwanda Avenue - APN: 227-522-01, 02, 03, 04, and 227-521-65. Associated with this project is a Tree Removal Permit 88-11, requesting the removal of two mature trees along Etiwanda Avenue. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 13886 - NALBANDIAN/CHIAO - The development of a 46 unit condominium on 5.75 acres of 1 and in the Community Service District of the Etiwanda Specific Plan, located at the northwest corner of Base Line Road and Etiwanda Avenue - APN: 227-522- 1, 2, 3, 4, and 227-521-65. Background: On June 2, 1988 the Planning Commission conducted a workshop on the revised plans of this proposed project. At this workshop the Planning Commission determined that the underlying issue of this mixed-use project is that of overbuilt and too dense. It creates problems in areas of tremendous grade differential between the existing single family homes and a townhouse project, lack of open space, truck and auto traffic conflict, and etc. The Planning Commission provided directions to the applicants so he could revise the project. The applicant has been working diligently with staff to redesign this project to best meet the Commission's concern. The developer has indicated that they would not pursue the pre-school project and has expanded the townhomes project instead. The townhouse project now is a 46 unit condo versus 40 units. Also on June 16, 1988 regular Design Review Committee meeting the Committee reviewed the preliminary concept of the redesigned site plan and stated that the main loop driveway could remain as proposed. Staff Comments: A. Residential Project 1. The Committee stated that the two driveway entrances to the project should have an entry statement that includes why the pavement with a planter median and wider open landscape area. The revised site plans showed wider landscape areas on both sides of the driveway entrance into the townhome project. However, staff recoeeends that pedestrian connection should be provided from the main project entry off the two streets, Etiwanda Avenue and Base Line Road, onto the townhome project as shown in Attachment "A". Further, enhancement of the entire project entry should be provided as suggested in Attachment DESIGN REVIEW COMMENTS CUP 88-01 - Nalbandian/Chiao TT 13886 - Nalbandian/Chiao July 21, 1988 Page 2 2. The Committee directed the developer to contact the William k~on Company and the adjacent property owner/residence in order to work towards installing a common wall. The Committee stated that this issue should be resolved prior to scheduling the project for Planning Commission consideration. The applicant has indicated that they are in the process of contacting William ~yon Company. 3. The grade differential between the existing single family homes to the north and west and in how townhouse projects create a basement and tunnel effect. The Committee stated that the applicant should reduce to great difference to no greater than 8'. The bull ding setback from the north and the west property lines should be increased so as to provide transition to the existing single family homes and to allow room for taking up the grades differential. The revised site plans show a greater building setback from the north and the west property boundaries, ranging from 20' to 34' versus the 15' proposed originally. 4. The Commission stated that the applicant should explore the feasibility of eliminating the middle section of the main loop road so as to increase area for open space and to take up grade differential. Design Review C,,eittee on June 16, 1988 regular meeting reviewed the preliminary concepts of the revised site plan and stated that themin loop road could stay as proposed. 5. The Commission stated that variation to proposed elevations should be provided. This could be achieved by providing changes to the architectural details of the building, creating a symmetry to the elevation (typical of Victorian style). No changes have been proposed for the elevations. 6. The Commission stated that the applicant should provide examples of projects that have used simulated wood siding and calshake roof material for Commission to consider. The applicant will provide examples at the meeting. 7. The applicant should provide additional color shades for Commission to consider. DESIGN REVIEW COMMENTS CUP 88-01 - Nalbandian/Chiao TT 13886 - Nalbandian/Chiao July 21, 1988 Page 3 Colored elevations will be provided at the meeting for Cmmeission to review and consider. 8. The following are additional staff comments regarding the townhouse project: a) All walls including retaining, decorative, and screen walls should have the same consistent material such as authentic river rock or field stone and should have decorative treatment such as pilaster and decorative cap. b) Pedestrian connection should be provided from the greenway into the townhomes project as shown in Attachment "A". c} A paseo effect should be provided for the greenway along the townhome project off the main loop road. The proposed walkway should be behind a 6' wide planter. Terrace planters should be provided to take up the grade differential. d) Pedestrian connection should be provided towards the recreational area and the swimming pool. Landscape areas should be provided in front of the guest parking, screen them from the recreation facility. The recreation facility should be secured by providing fencing around it which includes the tot lot area. B. Commercial Project 1. The Commission stated that alternative design of the 1 oading area for the market and drug store should be explored. The loading dock area is a reversible one and would accoemoodato a truck trailer parking space. 2. The Commission stated that all trash enclosure areas should be tel ocated away from driveway entry and away from buildings. Revised as shown in Attachment "A". 3. The Committee stated that parking spaces along the main loop road should be eliminated. Parking spaces eliminated. 4. The following are additional staff comments regarding the commercial project: DESIGN REVIEW COMMENTS CUP 88-01 - Nalbandian/Chiao TT 13886 - Nalbandian/Chiao July 21, 1988 Page 4 a) All pedestrian walkways should have textured pavement such as brick pavers, exposed aggregate, or combination of them. b) The trash enclosure design should have pedestrian access, roll up doors, trellises, and overhead screening to prevent trash from blowing off. c) Additional tree wells should be provided along the main market/drug building. d) The corner trellis work should be moved away from the landscape setback area. Minutes of Planning Coam~ission Workshop of July 21, 1988 Attendants: Planning Commission Larry McNiel David Blakesly Bruce Emerick Suzanne Chitiea Staff Brad Buller Otto Kroutil Dan Coleman Nancy Fong Developer Philip Chiao Mark Elliot Andrew Barmakian The Planning Commission at this workshop made the following recommendations: 1. The developer should in good faith effort resolve the interfacing of the wall s along north and west property boundary by replacing the existing wood fence with other durable materials as woodcrete. Final design subject to City Planner review and approval. Should the developer be unable to obtain 100% authorization and/or cooperation from all of the residents that abut the north and west property boundary, dense landscaping should be provided to the satisfaction of the City Planner. In each situation terrace walls with landscaping should be provided along west and north property boundary to break up the height of the wall. TT 13886 - Nalbandian/Chiao July 21, 1988 Page 5 2. The proposed masonite lap siding for the building material is acceptable. 3. The cal shake tile may be acceptable if the developer could show examples of successful application. 4. The developer should add a 4th color of subtle bluish shade for the condo project. 5. The developer should work with staff to resolve other identified design and technical items. Once all design and technical items have been resolved, then the project could be forwarded to Planning Commission for consideration.